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Just Completed Market Level Real Estate Rent Study & Opinion Survey: Retail and Medical Office for East Hollywood in Los Angeles County

As a service to you, I’ve included my recently completed East Hollywood and Koreatown, Los Angeles County Retail and Medical Office Market Level Rent Study & Opinion Survey.  I compile and verify the most up-to-date, detailed lease comparables to help Landlords and Tenants better understand: Current state of the market conditions, trends & leasing activity.  This difficult and time-consuming findings process yields the type of data that enables my clients to make ideal educated decisions.

Please Click the Google+ Link below or Block, Copy and Paste in your browser for actual Case Study Posts and Valuation & Appraisal Services provided. Comments on General State of the Market for Lease Rates and Sale Prices - Rising vs. Flat vs. Declining and Outlook Conditions & Trends:

https://plus.google.com/114475168364459929553/about

EAST HOLLYWOOD / KOREATOWN / LOS ANGELES: RETAIL AND MEDICAL OFFICE USES(S) FAIR MARKET RENT REAL ESTATE VALUATION & APPRAISAL ADVISORY STUDY PROJECT

•  General  Use(s): Retail and Office  
•  Specific Use(s): General Retail and Medical Office  
•  Base Rent Range: Mid $2.00 up to Mid $3.00 per sf per month +            NNN Expense basis
•  Landlord Provided Concessions or Discount Incentives to Tenants:
o  Free Rent Range: Negotiable up to 6 months base rent reduction or abatement
o  Tenant Improvement Range: Negotiable up to Low $20 per sf Landlord contribution towards improvement work build out
•  Additional NNN Operating Expense Pass Throughs: Mid $.20 up to Mid to Upper $.70 per sf per month that Tenant also pays to Landlord as reimbursement payment for proportionate or pro rata share of Common Area Maintenance Expenses or CAM's + Property Taxes and Insurance 

•  Opinion Survey Estimates of the Subject Property's Market Level Rent: Low $2.00 up to Low $3.00 per sf per month

* Conclusion: Total Rent Range - Including Base Rent + Additional NNN Expenses: $19,525 up to $29,678 per month.  A huge 52% difference end of the day Total Base Rent that is paid, not yet taking into consideration yearly rate increases that are fixed or based upon the CPI or Consumer Price Index.  Over a 60 month period, total lease consideration for the period ranges from a low of $1,171,500 to a high of $1,780,680, an amazing $609,801 whopping swing. 

Surprisingly, huge net effective rent discrepancies exist over a lease term.  Even though a majority of the completed rent comparable transactions are less than a 2 mile radius from the subject property, properties next door or even across the street are unique and not similar or alike.  

Dissimilar physical characteristics vastly exist, due to general and specific location(s), specific use(s), year built, quality and condition of improvements build out.  These are just some of the major important items that substantially affect rent obtained or paid.  The length of the leases did not have a wide spread  this time, all were 60 months.

Depending on which polar end of the spectrum you are and your strategic goals, a Landlord seeks to obtain maximum rent, conversely, a Tenant strives to achieve maximum cost containment.  A large amount of money can unnecessarily be lost or saved over a fairly short time period of say a typical 36 to 60 months.  

If interested, I’m more than happy to discuss the other facets of this study and opinion survey in more detail.

Looking forward to working with you and your clients.

22 Years’ Valuation / Appraisal Consulting Experience.  Prior Real Estate Appraiser for Commercial & Industrial Properties and candidate Member of the Appraisal Institute.

Services Include:

•  Fair Market Real Estate Evaluation Reports
o  Critical to Internal Underwriting, Asset Monitoring and Decision Making

•   Customized, Tailor-Made Lease Rate and Sale Price Studies for Specific Subject Properties
o  Applicable Data on Proximate, Recently-Transacted Properties of Similar Use and Size
o  Understand Value before Pulling the Trigger for Rent Renegotiation of Lease Extensions, Expansions or Options to Renew or Property Sale or Purchase
o   Estate, Trust & Probate Planning, Partner Separation or Buy Out, All Cash with no Loan / Appraisal, Private Money Bridge Lending, Property Tax Reduction, Divorce, Bankruptcy or Death

•   Up-to-Date, Confirmed Fair Market Comparables
o   Fair Market Rent Lease Rates for Landlords & Tenants
o   Fair Market Value Capitalization Rate and Sale Prices for Investors, Sellers & Buyers
o   Is Existing Contract Below, At or Above Market Levels
o   Full or Partial Owner-User Sale Price Premiums
o   Local Submarket Expert Opinion Surveys for Nuances or Highest and Best use(s), Lease Up or Sell Out Absorption for the immediate surrounding area

Six counties of Southern California: Los Angeles, Ventura, Orange, Riverside, San Bernardino & San Diego.

All Commercial and Industrial Real Property Types: Warehouse, Distribution, Flex, Manufacturing, Research and Development or R & D, Retail or Showroom, Fast Food & Sit Down Restaurants, Banks, Office, Medical Office, Health Care or Surgery Centers, Multi-Family Residential Apartments or Vacant Land for New or Proposed Developments.

Very Cost and Time Effective:  Highly Supportive, Credible and Well Supported, Professional Valuation and Appraisal Analysis & Research that is neutral third party and arm's length.

For full Real Property Appraisals from licensed and designated Real Estate Appraisers: MAI's - Member of the Appraisal Institute, ASA's - American Society of Appraisers and CRE's - Counselors of Real Estate, can recommend / refer the most appropriate Real Property Appraiser expert specialist for a specific geographic area and property type:

Litigation Support for Arbitration / Mediation, Eminent Domain / Condemnation, Expert Witness Testimony Commercial Real Estate Appraisals for attorneys / lawyers, CPA's / accountants or high net worth Financial Advisors or Nationwide Financial Banks / Institution Loans for Lenders.

Very Cost and Time Effective:  Highly Supportive and Credible Real Estate Valuation & Appraisal Analysis.
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Los Angeles Commercial Real Estate - Appraiser Consultant & Appraisal Consulting Services - Advisor's profile photo
 
Money Press News Business Finance Personal +1'd: Appreciate it for Commercial Real Estate Appraiser & Real Property Appraisal.
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Matthew Gaskill

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A Step-by-Step Guide to Buying a Home with a Loan
Buying a home is the biggest purchase most people make in their lifetime. The emotional toll it can take on someone is huge! But for the people that help make that dr...
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The FREE ScenePast Movie Location app shares a 'Then&Now' moment from the 1978 Richard Dreyfus film, THE BIG FIX. The Israel Levin Senior Center, seen then & now, was established in 1964; originally a bingo parlor on Ocean Front Walk in Venice Beach, CA. Those who run, rollerblade or bike in the area are familiar passing the building's famous mural.

Described as "amazing" by the Huffington Post and Mental Floss, the FREE "ScenePast: Movie & TV Time Travel" app showcases OVER 1000+ exact Movie & TV locations THEN & NOW. Visit us at http://ScenePast.com
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Paulo Bernardo

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Visit our website http://ppb-servicos.yolasite.com/
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RJ Palano

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5 Things to know while buying home first time
Now is a great time to invest in property. But, I would never recommend a house to a first-time home owner, unless they're truly ready for all the shit that comes with it.
RJ Palano writes that there are many things that you need to look at before you even start looking for a house and many others that you will need to look at and question along the way. Consider the...
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Thank you for acceptance into your community.
Looking forward to corosponding with fellow members and a happy Money Monday!
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Endre Barath, Jr.'s profile photo
 
Welcome Jason look forward to your contributions,Endre
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Endre Barath, Jr.
owner

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Happy Independence Day! Happy Birthday America~
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Marte Cliff's profile photo
 
And thanks to our Founding Fathers and all of our Veterans for ensuring our freedom to celebrate it!
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+GooGoVu Biz Tours published #photographs  and #virtual   #tour  of a fantastic property in Studio City. 
Offered at $2495000 • 4 Beds • 4 Bath • 3918 sq. ft. Sensational Fryman Estates Oasis, almost totally rebuilt in 2007 with pebble-tec pool, mature landscaping, backyard lighting and generous stone work on walk paths/patios & waterfalls. Enter through double custom wood front doors to living room ...
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This is an EXCELLENT article in Mortgage News Daily entitled “They’re back! First-time Buyers Help Drive Existing Sales to Six Year High"! I am a FIRST TIME BUYER EXPERT! If you are looking to buy a home in California, please call me for a FREE mortgage consultation.  714-469-2906.
Maybe this time it is for real - the recovery of the housing market that is. Coming on top of excellent residential construction news last week the National Association of Realtors® (NAR) said today that sales of existing homes in May were at the highest...
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A picture is worth a 1,000 words
How many times have you heard the phrase "A picture is worth a 1,000 words "?  Have you ever tried to explain to someone a scene or asked them to visualize something, only to be disappointed that they cannot see what you're trying to describe? So why do so ...
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Hey again . . . that's not my business partner. I don't see a comment. Can you please tell me what he said? I hope we don't have someone infringing on our patent. :( 
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NOAA NWS Climate Prediction Center recently put out the following El Niño Advisory on June 11th... There is a greater than 90% chance that El Niño will continue through the Northern
Hemisphere fall 2015, and around an 85% chance it will last through the 2015-16 winter. Is your roof and property prepared for greater than normal rain fall? Don't be fooled into thinking that because we are in a drought, you don't need to be prepared and ready! #ElNiño   #rainiscoming  
Photograph: NOAA For nearly a decade, things have been shaping up for a large El Niño eve
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New ScenePast Then & Now Exhibit! This week we showcase Los Angeles during the film noir period of the mid 1940s-through the late 1950s. Visit this special collection here: 
http://www.scenepast.com/scenepast-then---now-collection.html
A Then & Now look of famous movie and television locations
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RJ Palano

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Tips & Tricks for First-Time #homebuyer   – BY RJ Palano............... http://bit.ly/1JNitnh  #Realestate   #realestatetips  
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Paulo Bernardo

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Wonderful property in Faro-Portugal!! Price € 1.048.000!! Visit our website http://ppb-servicos.yolasite.com/
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Join us on July 30 for our annual real estate networking event in Los Angeles. Take the chance to connect with hundreds of pros from all branches of the industry.
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Spotted by ScenePast apps (http://ScenePast.com) in the 1990 film, L.A. STORY, the Gilmore Gas Station would sit dilapidated for years. However, Starbucks decided that the location, at Highland & Willoughby, would be perfect for a drive-thru. The station was built in 1935 by oil fortune heir Earl Gilmore.

Described as "amazing" by the Huffington Post and Mental Floss, the "ScenePast: Movie & TV Time Travel" app showcases OVER 1000+ exact Movie & TV locations THEN & NOW. Visit us at http://ScenePast.com
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It's important to create a plan for your roofing project and ensure your contractor has scoped the proper materials and work, maintains the proper qualifications to complete the project and in most cases has pulled the proper permits to do the job. We can't tell you how many projects we've seen fail, simply because the owner or contractor did not plan! #NationalRoofingWeek #ImARoofer 
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Chuck Lanfried

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If you need security in Los Angeles... Private Security is who you need to call 1-800-924-4880 or visit    #privatesecurity   #privatesecurityservices   #privatesecuritycompany   #securitycompany   #security  #guards #losangeles  
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Darryl West

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With a good agent and good communication - no problems! You could come home to an offer you've already accepted via email. 
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A ScenePast app then & now moment from TV's DRAGNET. 1969 and today! The location is Venice, CA at the corner of Windward and Pacific.

Described as "amazing" by the Huffington Post and Mental Floss, the FREE "ScenePast: Movie & TV Time Travel" app showcases OVER 1000+ exact Movie & TV locations THEN & NOW. Visit us at http://ScenePast.com
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